2184 Ozone Pl · Mandeville, LA 70448

$239,000

3 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 111 Days on market

Built 2004 5,749 sqft lot $196/sqft · at area comps Est $239k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

Key facts

• Led lighting
• Additional parking
• Beautiful pergola

Tags

• NEW WELL FILTRATION SYSTEM
• NEW HVAC SYSTEM
• NEW LVP FLOORING
• LED LIGHTING
• ADDITIONAL PARKING
• BEAUTIFUL PERGOLA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (20.9% below list).
• Recommended offer: $189k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Mandeville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#13 in LA, #3,224 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• St. Tammany Parish (suburban): math 43% / reading 55% proficiency, ranked #11 of 98 in LA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodlake Elementary School (math 72% / reading 72%, grade A-, #18 of 646 statewide, top 3%, 548 students, 32% FRL); Mandeville Middle School (math 61% / reading 69%, grade A-, #8 of 218 statewide, top 3%, 538 students, 23% FRL); Lakeshore High School (math 42% / reading 61%, grade D+, #35 of 265 statewide, top 13%, 949 students, 34% FRL).
• Zoned-school proficiency averages 63% at this address vs 49% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the St. Tammany Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 263 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,994 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $239,162
• List price: $239,000
• Delta: -0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
895 Joans St	0.22mi	3/2.0	1,227 (+1%)	2mo	$172,000	$140	87
625 Nancy St	0.15mi	3/2.0	1,229 (+1%)	7mo	$238,000	$194	86
2098 Dupre St	0.11mi	3/2.0	1,276 (+5%)	5mo	$245,000	$192	83
820 Joans St	0.22mi	3/2.0	1,282 (+5%)	2mo	$250,000	$195	79
739 Chevreuil St	0.14mi	3/2.0	1,301 (+7%)	10mo	$232,500	$179	74
2141 Dupre St	0.06mi	3/2.0	1,358 (+11%)	8mo	$197,500	$145	71
2407 Mcdonald St	0.24mi	3/2.0	1,285 (+5%)	12mo	$225,000	$175	70
653 Beaulieux St	0.23mi	3/2.0	1,331 (+9%)	11mo	$239,500	$180	65
2415 Biron St	0.34mi	3/2.0	1,340 (+10%)	6mo	$224,900	$168	63
2201 Mcdonald St	0.20mi	3/2.0	1,371 (+12%)	12mo	$203,000	$148	60
680 Montmartre St	0.54mi	2/1.0 (-1)	1,158 (-5%)	5mo	$142,000	$123	53
583 Lane St	0.58mi	3/2.0	1,338 (+10%)	12mo	$240,000	$179	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-43,687
• Equity at exit: $35,636

10-year hold

• IRR: -15.6%
• Equity multiple: 0.19×
• Total profit: $-54,209
• Equity at exit: $20,664

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70448

• Rents YoY: 1.1%
• Active inventory: 263
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-20

Break-even live

Break-even rent $1,915

Max offer price $235,440

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $47	+0% $-20	+5% $-88	+10% $-155
Rent	-10% $-169	-5% $-95	+0% $-20	+5% $55	+10% $129
Rate	-1.0pp $100	-0.5pp $41	base $-20	+0.5pp $-82	+1.0pp $-145

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Nancy St Mandeville, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.11mi
2440 Biron St Mandeville, LA	3.0	2.0	1250	$1,750	$1.40	5d	1	0.34mi
2630 Rue Weller Mandeville, LA	3.0	2.0	1288	$2,000	$1.55	25d	1	0.44mi
1010 Elmer St Mandeville, LA	3.0	2.0	1219	$1,600	$1.31	45d	1	0.78mi
22475 Louisiana 1088 Mandeville, LA	3.0	2.0	1120	$1,300	$1.16	45d	1	0.99mi
143 Remmy Ct Mandeville, LA	2.0	2.0	1200	$1,600	$1.33	25d	1	1.08mi
1605 Dupard St Mandeville, LA	4.0	2.0	1495	$2,200	$1.47	13d	1	1.25mi
1349 Clausel St Mandeville, LA	3.0	2.5	1300	$1,995	$1.53	5d	1	1.29mi
1555 Marigny Ave Mandeville, LA	3.0	2.0	1375	$2,000	$1.45	45d	1	1.42mi

Listing history 36 events

1. 2026-06-17
   days on market $239,000 Active 111 DOM
2. 2026-06-16
   days on market $239,000 Active 110 DOM
3. 2026-06-15
   days on market $239,000 Active 109 DOM
4. 2026-06-13
   days on market $239,000 Active 107 DOM
5. 2026-06-10
   days on market $239,000 Active 104 DOM
6. 2026-06-09
   days on market $239,000 Active 103 DOM
7. 2026-06-08
   days on market $239,000 Active 102 DOM
8. 2026-06-07
   days on market $239,000 Active 101 DOM
9. 2026-06-03
   days on market $239,000 Active 97 DOM
10. 2026-06-02
    days on market $239,000 Active 96 DOM
11. 2026-06-01
    days on market $239,000 Active 95 DOM
12. 2026-05-31
    days on market $239,000 Active 94 DOM
13. 2026-05-01
    price $239,000 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

14. 2026-05-01
    price $239,000 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

15. 2026-04-16
    price $245,000 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

16. 2026-04-16
    price $245,000 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

17. 2026-02-26
    listed $249,000 Active 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

18. 2026-02-26
    listed $249,000 Active 923-char remark

    Show marketing remark (923 chars)

    Fantastic location just a quick ride to all your needs! Major upgrades including new well filtration system and brand new $15,000 HVAC system with UV light, new LVP flooring, updated double pane windows, LED lighting inside and out! This home has not only been carefully maintained and cared for but also offers a comfortable floor plan without sacrificing important space! The primary bedroom offers an ensuite bathroom with large garden tub and is separate from the other two bedrooms for additional privacy. The front yard offers plenty of additional parking for boat/RV. In the backyard, you will find a beautiful pergola and different seating areas, great for entertaining along with a privacy fence with shed for extra storage. This home is also located in the highly sought after C flood zone and is not part of an HOA. Can't wait to get a look? Schedule your showing today! Matterport 3D walk tour available online.

19. 2022-05-11
    soldstatus $229,900
20. 2022-05-09
    soldstatus $229,900 Closed
21. 2022-04-11
    status Pending
22. 2022-04-05
    listed $229,900 Active
23. 2022-04-05
    listed $229,900
24. 2017-06-09
    soldstatus $157,000 Sold
25. 2017-05-18
    status Under Contract
26. 2017-05-15
    status Active
27. 2017-04-25
    historical Pending Continue to Show
28. 2017-04-19
    listed $162,500 Active
29. 2017-04-18
    listed $162,500
30. 2011-07-22
    soldstatus $153,000
31. 2011-05-24
    listed $153,000
32. 2011-05-24
    listed $153,000
33. 2004-08-27
    soldstatus $126,700
34. 2004-08-20
    soldstatus $126,700
35. 2003-10-20
    listed $126,700
36. 2003-10-20
    listed $126,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,679
• − Mortgage interest: −$13,388
• − Property taxes: −$1,923
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$6,953
• Taxable loss: −$4,408
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $816/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Tammany Parish
• NCES district ID: 2201650
• Math proficiency: 43% ▼ -32.00%
• Reading proficiency: 55% ▼ -26.00%
• Median HH income: $61,752
• Composite: 43.04/100
• National rank: #3098
• State rank: #11 of 98 in LA

Livability — Mandeville

• Score: 77/100
• State rank: #13
• US rank: #3224

Category grades

Amenities F Commute F Cost of living C Crime A Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Tammany Parish · 228,296 people
• City population: 50,537
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 26,338
• Household income: $95,682
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 320.0

Population outlook (St. Tammany County) Hauer SSP2

• Today (2025): 286,725 people
• By 2030: 304,175 · +6.1%
• By 2040: 336,203 · +17.3%
• By 2050: 364,590 · +27.2%
• By 2075: 433,362 · +51.1%
• By 2100: 470,333 · +64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 16% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · St. Tammany

• 2024 margin: Solid R (+43.8) · D 27.3% · R 71.1% · Other 1.6%
• 2008→2024 swing: +9.6pp toward D · 2008: -53.4pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+44.2 2016: R+50.8 2012: R+52.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.97%
• Current HPI: 179.9084
• Rent YoY: ▲ 1.06%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+88.6% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $239,000 AcadianaMLS
• 2026-05-01 Price Changed $239,000 GSREIN
• 2026-04-16 Price Changed $245,000 AcadianaMLS
• 2026-04-16 Price Changed $245,000 GSREIN
• 2026-02-26 Listed $249,000 GSREIN
• 2026-02-26 Listed $249,000 AcadianaMLS
• 2022-05-11 Sold (Public Records) $229,900 Public Records
• 2022-05-09 Sold (MLS) $229,900 GSREIN
• 2022-04-11 Pending — GSREIN
• 2022-04-05 Listed $229,900 AcadianaMLS
• 2022-04-05 Listed $229,900 GSREIN
• 2017-06-09 Sold (MLS) $157,000 GSREIN
• 2017-05-18 Pending — GSREIN
• 2017-05-15 Relisted — GSREIN
• 2017-04-25 Contingent — GSREIN
• 2017-04-19 Listed $162,500 GSREIN
• 2017-04-18 Listed $162,500 AcadianaMLS
• 2011-07-22 Sold (MLS) $153,000 GSREIN
• 2011-05-24 Listed $153,000 GSREIN
• 2011-05-24 Listed $153,000 AcadianaMLS
• 2004-08-27 Sold (Public Records) $126,700 Public Records
• 2004-08-20 Sold (MLS) $126,700 GSREIN
• 2003-10-20 Listed $126,700 AcadianaMLS
• 2003-10-20 Listed $126,700 GSREIN

Property tax history

+0.9%/yr

Latest (2025): $1,923 · -3.5% YoY. Source: county tax records.